207 N King · Henrietta, TX 76365

$85,000

3 bd · 0.5 ba · 1,443 sqft · SingleFamily public records · 169 Days on market

Built 1955 ↓ 11% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid bones, small-town setting, and priced for opportunity. This 3-bedroom, 1.5-bath home sits on a corner lot in Henrietta and offers 1,443 square feet with an attached 2-car garage and formal dining area. The home needs work but provides a strong foundation for renovation, rental, or long-term ownership. Gas lines have been inspected and cleared for leaks. Walking distance to the new Henrietta ISD high school scheduled to open in 2026 or 2027. Ideal for buyers seeking value, a project, or an investment opportunity in a growing community.

Key facts

• Garage
• Built 1955
• Listed 168 days

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.1% in Henrietta — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#379 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Henrietta ISD (rural): math 47% / reading 48% proficiency, ranked #219 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; 13 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.11%
• DSCR: 1.58
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $187,590
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 N Rogers St	0.15mi	4/1.0 (+1)	1,456 (+1%)	18mo	$135,000	$93	69
1110 E Ikard St	0.11mi	4/2.0 (+1)	1,480 (+3%)	14mo	$145,000	$98	68
1005 E Wichita St	0.02mi	4/1.5 (+1)	1,328 (-8%)	16mo	$155,000	$117	64
1503 E Crafton	0.26mi	3/2.0	1,376 (-5%)	23mo	$179,500	$130	55
407 S Clay	0.67mi	3/2.0	1,292 (-10%)	7mo	$240,000	$186	40
516 E Crafton St	0.39mi	3/2.0	1,232 (-15%)	14mo	$169,000	$137	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $2,870
• Equity at exit: $12,674

10-year hold

• IRR: 12.7%
• Equity multiple: 2.02×
• Total profit: $24,162
• Equity at exit: $7,349

Cash invested: $23,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76365

• Home prices YoY: -18.4%
• Active inventory: 76
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$213 /mo · $2,555/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $260

Break-even live

Break-even rent $879

Max offer price $85,000

Occupancy floor 73%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $85,000 Active 169 DOM
2. 2026-06-18
   days on market $85,000 Active 168 DOM
3. 2026-06-17
   days on market $85,000 Active 167 DOM
4. 2026-06-16
   days on market $85,000 Active 166 DOM
5. 2026-06-15
   days on market $85,000 Active 165 DOM
6. 2026-06-14
   days on market $85,000 Active 163 DOM
7. 2026-06-13
   days on market $85,000 Active 162 DOM
8. 2026-06-10
   days on market $85,000 Active 160 DOM
9. 2026-06-09
   days on market $85,000 Active 159 DOM
10. 2026-06-08
    days on market $85,000 Active 158 DOM
11. 2026-06-07
    days on market $85,000 Active 157 DOM
12. 2026-06-05
    days on market $85,000 Active 154 DOM
13. 2026-06-03
    days on market $85,000 Active 153 DOM
14. 2026-06-02
    days on market $85,000 Active 152 DOM
15. 2026-06-01
    days on marketlisting id $85,000 Active 151 DOM
16. 2026-05-31
    days on market $85,000 Active 126 DOM
17. 2026-05-30
    days on market $85,000 Active 125 DOM
18. 2026-04-10
    price $85,000 546-char remark

    Show marketing remark (344 chars)

    Solid 3-bedroom, 1.5-bath home on a corner lot in Henrietta with 1,443 sq ft and attached 2-car garage. Needs work but offers strong potential for renovation or rental. Gas lines inspected and cleared for leaks. Walking distance to the new Henrietta ISD high school opening in 2026/2027. Priced for opportunity in a charming small-town setting.

19. 2026-04-10
    price $85,000 344-char remark

    Show marketing remark (344 chars)

    Solid 3-bedroom, 1.5-bath home on a corner lot in Henrietta with 1,443 sq ft and attached 2-car garage. Needs work but offers strong potential for renovation or rental. Gas lines inspected and cleared for leaks. Walking distance to the new Henrietta ISD high school opening in 2026/2027. Priced for opportunity in a charming small-town setting.

20. 2026-01-25
    listed $95,000 Active 546-char remark

    Show marketing remark (546 chars)

    Solid bones, small-town setting, and priced for opportunity. This 3-bedroom, 1.5-bath home sits on a corner lot in Henrietta and offers 1,443 square feet with an attached 2-car garage and formal dining area. The home needs work but provides a strong foundation for renovation, rental, or long-term ownership. Gas lines have been inspected and cleared for leaks. Walking distance to the new Henrietta ISD high school scheduled to open in 2026 or 2027. Ideal for buyers seeking value, a project, or an investment opportunity in a growing community.

21. 2025-10-11
    price $95,000
22. 2025-01-23
    listed $95,000 Active 344-char remark

    Show marketing remark (344 chars)

    Solid 3-bedroom, 1.5-bath home on a corner lot in Henrietta with 1,443 sq ft and attached 2-car garage. Needs work but offers strong potential for renovation or rental. Gas lines inspected and cleared for leaks. Walking distance to the new Henrietta ISD high school opening in 2026/2027. Priced for opportunity in a charming small-town setting.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,555 · $213/mo
• Projected year-2 tax: $2,555 · $213/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,492
• − Mortgage interest: −$4,761
• − Property taxes: −$2,555
• − Insurance: −$425
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,473
• Taxable income: $1,960
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,650/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Henrietta ISD
• NCES district ID: 4822980
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $49,029
• Composite: 40.62/100
• National rank: #3691
• State rank: #219 of 826 in TX

Livability — Henrietta

• Score: 70/100
• State rank: #379
• US rank: #7978

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henrietta, TX
• Population (ZIP): 4,668

Population outlook (Clay County) Hauer SSP2

• Today (2025): 9,537 people
• By 2030: 9,042 · -5.2%
• By 2040: 8,090 · -15.2%
• By 2050: 7,255 · -23.9%
• By 2075: 5,834 · -38.8%
• By 2100: 4,491 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+79.7) · D 9.9% · R 89.5%
• 2008→2024 swing: -21.1pp toward R · 2008: -58.6pp · 2024: -79.7pp
• All cycles: 2024: R+79.7 2020: R+77.6 2016: R+76.6 2012: R+69.7 2008: R+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.62%
• Current HPI: 158.1207
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-10.5% since first listed

5 events — show timeline

• 2026-04-10 Price Changed $85,000 NTREIS
• 2026-04-10 Price Changed $85,000 WFAOR
• 2026-01-25 Listed $95,000 NTREIS
• 2025-10-11 Price Changed $95,000 WFAOR
• 2025-01-23 Listed $95,000 WFAOR

Property tax history

+2.0%/yr

Latest (2025): $2,555 · -2.8% YoY. Source: county tax records.